Planning Commission - Regular Meeting

Good morning. I'm going to call the Wednesday, November 12th planning commission meeting to order. Uh, Mayor Brewbaker here, Director Panowski here, Mr. Battle here, Mr. Aiden here, Mr. Tedro, Mr. Hub, Mr. Rivera here.

Okay, great. um for the purpose of I know there's public here today because originally on the agenda was an item C which was to review the proposed zoning code and make recommendations from the planning commission. Uh I've removed that from the agenda uh pending further discussion particularly within the historic district. Uh there were some things that uh I had concerns with within that. Um so it will come back before planning commission in the December meeting um after I have a chance to sit down with our planning director, our administrative legal counsel as well as community development and also taking some information um from some of the residents that I got uh today and over the weekend. Um so there will be no discussion on the proposed zoning code until the December meeting. With that being said, I'll entertain a motion to approve the minutes as submitted by Octo for October 14th, 2025.

So move. Moved by Mr. Aiden, second by Mr. Pnowski. Any further discussion? All in favor? I. I. Oppose. Nay. Motion carried. Uh we have no miscellaneous correspondence. We have no old business, no new business. We have uh a couple public hearings. Um the first one is 2025-1000135 Windsor Place of Ayria LLC 260 South Logan Street Ohio 4435 requesting a replat of the Windsor Place subdivision. Mr. Yoast, please state your name and address for the record, please.

Bob Yost 260 South Logan representing Windsor Place. Um, we have a forplex that uh that is on the corner of Shurac and Eldermire that um we had a 25 ft sideyard setback on and our minimum is 20 ft, but we recorded it at 25. We had a customer come to us and said, "We'd like to add a 5ft extension to the garage because he's got a motorcycle place for the bike to go." Um, so we've uh on our drawing that we submitted, it's uh five feet uh to the west, which still allows us to have our 20 foot clearance that is required. And it's 20 ft deep on the unit. So a plaque correction is required to do that. And when I submitted it to Daryl, Daryl suggested to Chris that I present it to planning commission so you guys know what was going on.

Okay. Very good, Miss Yos. And I know the initial report came out there were some things that needed to be addressed and my understanding those have been addressed. Mr. Shying, Mr. Yos, I appreciate that. Is there any questions from the commission? Mr. Shingy. Thank you, Mr. Chair. Through you. Uh just clarification. There was a second revised staff report that was provided. Uh the two conditioned uh approvals uh that needed clarification were that the streets to be named as private and the second for the sublot to be clarified. Uh both were addressed by the applicant, Mr. Yoast. Uh no further questions or concerns from planning and uh recommendation of approval. Thank you.

Great. Thanks, Mr. Shing. Uh anything from engineering? Engineering [clears throat] has no additional comments. Fire marshall G. Fire Department. No comments. Again, are there any questions from the commission? All right. Seeing none, uh, I entertain a motion to approve uh, public hearing 2025-1000135, Windsor Place of Ayria, requesting a replat of the Windsor Place subdivision. Do I have a motion? Moved by Mr. Aiden, second by Miss Rivera. Any further discussion? All in favor? I. I. Oppose. Nay. Motion carried. Thank you, Mr. Yoast.

Thank you. Second item on our agenda this morning for public hearings is um you know what I apologize this for public hearing I need to uh Mr. Craig, I need to reach out to uh folks in the audience that may be proponents or opponents. Correct. That's correct. So, can I re uh remove the motion in the second in the vote? Yes.

Okay. U with that being said, uh we have a proponent. Are there any other proponents? Are there any proponents? Are there any proponents? Are there any opponents? Are there any opponents? Are there any opponents? Seeing none, now I will entertain a motion to approve 202510135. Do I have a motion, Mr. Aiden? Second by Mr. River. Any further discussion? All in favor? I. I. Oppose. Nay. Motion carried. Thank you. I apologize for that.

Second case is public hearing 2025-1000138, Comprehensive Ventures Unlimited, Inc. 365 Warnsville Center Road, Shaker Heights, Ohio. Requesting for a conditional use per section 1156.04 04 of the lyric cottified ordinances to develop a multifamily housing project on an underutilized vacant parcel. Is there a proponent here? Please state your name and address for the record, please. Morning. Taylor Cook with Hillside Ventures located at 1037 Chuck Dolly Boulevard, sweet F201, Mount Pleasant, South Carolina. Uh, Chair Brewbreaker, Vice Chair Panowski, and members of the planning commission. Uh, good morning. As I mentioned, my name is Taylor Cook. I'm a development officer with Hillside Partners. Uh we are a national developer focused exclusively on workforce housing. And while we may be new to Alyria, we are deeply committed to being a long-term partner. Uh we were recently noted as the 20th largest affordable housing developer in the country. And our team has over 36 years of experience in this work. Um, so we're here today uh seeking a positive recommendation on the conditional use permit for Black River Forge, which is a proposed 122 unit new construction workforce housing community. The project is located on a 6.8 acre vacant parcel on West River Road North, adjacent to and north of the Black River Career Prep Center. Our proposal is for a single four-story building with a mix of 12 one-bedroom, 74 two-bedroom, and 36 three-bedroom apartments. This $40.4 million investment is a direct implementation of Ayria's own strategic vision. Uh the comprehensive plan calls specifically for diversifying the housing stock and Black River Forge answers that call. It transforms a vacant underutilized parcel into a vibrant tax uh taxpaying community asset. The parcel which we plan to develop on is currently zoned business neighborhood

where multif family housing is a conditionally permitted use. That's why I'm here today. Uh city staff have reviewed our proposal and recommended approval condition on us obtaining the necessary variances. Um we agree with their findings um and uh request your positive recommendation on this conditional use permit. Thank you for your time. Happy to answer any questions that you might have. Thank you. Are there any questions from the commission? Mr. Showing.

Thank you, Mr. Chair. through you. Uh PC case number 202510138. The property at 21101 West Road North has a zoning classification of business neighborhood. Uh during the review process, several factors were analyzed and at this time the uh applicant has requested the design review process to uh for this project rather to undergo the design review process. Uh currently um there are several variances that would be needed included for the height of the structure parking uh as well as uh setbacks for the parking at this time. As indicated, those are still under review by staff. Uh during the review process of the staff report that you've been provided, the conditional use requirements found in section 113503 were reviewed. Uh the following are the requirements that are indicated in that section. The proposed use will be properly located in relation to land use and street plans of the city. Uh answer provided by staff is the proposed use will promote greater housing diversity and aligns with the hourly con comprehensive plan which indicates a need for the addition of housing types that are affordable. Also the proposed use is located in a zoning district that conditionally allows for residential uses of greater density. The second requirement proposed use is necessary to serve the community needs. Uh this once again reiterates the first point that it aligns with the comprehensive plan. Third uh requirement is the proposed use is adequately adequately served by essential public facilities and services. Uh per correspondence with our utilities department there is access to water and sewer nearby. Uh the fourth point is the location design and operation of the proposed use. The specific location would not unduly discourage or interfere with surrounding uses. Uh while the proposed use is a Greenfield development, it does not promote sprawl in the community, it is nearby the existing Midway Mall site and

was deemed therefore not to discourage um surrounding uses and properties. Uh the proposed use meets the specific development conditions. Um as indicated by myself as well as the applicant, the design review process is being currently under uh being sought and the um applicable variances will be sought with the board of zoning appeals. Uh overall recommendation of approval with the condition that those variances are approved by the board of zoning appeals. I'm available for any further questions. Thank you. Thank you, Mr. Zony. Mr. Schneider from engineering. Engineering has no comments. [clears throat] Fire marsh or fire marshall G

and fire department has no comment.

Again, questions from the commission. Okay. Are there any other opponents? Are there any opponent? Excuse me. Proponents. Are there any other proponents? Are there any proponents? Are there any opponents? You'll come over to the microphone. State your name and address for the record, please. My name is Denise Daniels. I have properties at 2205 and 22255. That was 2255 West River Road North. Um, both are private residential properties and my family also has property at 2301 and 2299 West River Road and 2220. Um, the Richards family, I'm a maiden, my family is a Richards family. We've had property on West River back to the 1800s. Um the current location of the Ayria Public Library was originally Richard's property as well. Um we've always been interested in the revitalization and progress of Ayria as as our home and as an interest in our community and the well-being. We have concerns about multi- the multi-unit housing development. concerns that it would that it would have to our property value as as residents and and also for potential resale in the future. What what this type of development is going to do to our property value and also concerns with the um infrastructure as was mentioned by the two gentlemen prior. But we, you know, would like to know the

um see the the plans for utilities, how the impact would be on schools and just the infrastructure for utilities and the roads, schools, what impact it's going to have. Um, and with regard to the to the housing, if if it were developed, um, we would have grave concerns about the security that would be in place for our homes. Um, there's really no way to buffer other than the woods that are already there. And we think that with the addition of two to 300 people that could live in a complex like that that there's going to be increased foot traffic, increased trespassing, and things that we are not um not really looking forward to having in in our neighborhood. And with regard to the residents that would could potentially live there, we'd like to know, are they coming from the Lorraine County area? Is it to serve Lorraine County residents? Are you going to bus in people from other states? as I heard that the um the de the housing unit at Eastbridgeidge apparently has some people that have been bust in from other areas and we just would like to better understand how it would serve Lorine County residents and above all how it's going to revitalize the west side of Ayria because we think that um it's an underutilization by putting in multi-unit housing with the access to the highways and I think it's prime real estate in Ayria that should be better utilized and for this type of housing

get my thoughts here. I've never presented at you're doing well

at this type of um forum. Um, so, um, and I'm maybe bouncing around, but back on the the potential residents, um, also knowing that how these residents would be vetted, is there a background check, what kind of people are coming into our community? Um and then you know with concerns for security and safe safeguarding our property and what better use there is for the um the property that is on the west side of I think that is missing an opportunity to um better utilize the property that could move us forward. I won't address two of yours and then Taylor wants to address any of the other issues. But the plans, this is just uh asking for a conditional use permit so they can continue on with uh the state as they will have to come back to this body and you will be notified when they present their plans on the design and what it looks like. Um I can tell you that we can share their website with you on other projects they have done um not just in Ohio but in other states and the success that has been there. But I'll let Mr. Taylor respond to those. As far as the tenants, uh there is no plans to to bust people in. Uh the the goal is to have affordable housing. This is not section 8. This is affordable housing, which means they have jobs and they have I think it's are you 70% or 60% of the medium income? 60%. U so these folks will be hopefully a resident. Uh, one of the things that comes through our office is people don't have affordable housing to where they can uh, afford to rent an apartment, buy a home. This will close that gap. Uh, but if you would like the

proponent, if you'd like to share some of the concerns, briefly address some of the concerns she has in regards to um your tenant process as well as security that may need to be needed in that area. would you like to share that?

Thank you. Uh so first off, uh I I appreciate um any concerns that folks have. Um we believe that this project will contribute directly um to the affordable housing supply um in Alyria. So, just to talk a little bit about who lives in affordable housing, um we're often talking about people who are essential to the community fabric. So, this is teachers aids, healthcare workers, grocery store clerks, restaurant staff, um maybe even recent Lorraine County Community College grads, um wanting to stay locally. Uh the housing problem or this this our housing provides this ability to live and work right here. Um we we're going to advertise just like any other landlord would where um folks from the community can apply. Um so long as you meet the uh federal income requirements which range from $41,760 to about $60,000 annually. Um then they would be able to apply uh and live in these apartments. Um, so for example, a first year teacher in the Yria City School District makes approximately $41,900. Um, so this is really targeted towards folks who are um working um who have demonstrated income. Uh, everybody would be undergoing a background check. Uh, we have a we would have a professional management company um that would be responsible for vetting uh any prospective tenants. Uh I think what's most important and what differentiates us from any other uh some other developers um is that we are long-term owners. Um so just like you are very concerned about your own ownership in your own properties um like I'm concerned about my house, we're concerned about this. Um we have no plans to uh you know sell the property for a quick dollar. we are um going to to own this property for a minimum uh of

at least 30 years and probably much longer than that. That's the the minimum required um under this program. Um property values, we we hear concerns about that um pretty often. Anytime that you are um targeting folks who are below, you know, market rate incomes, uh there's a there's a concern about um property values. There's been numerous studies from organizations like the Urban Institute, National Association of Realtors um finding that modern well-designed and well-managed affordable housing does not uh negatively impact neighborhood property values. Uh and oftentimes investing in high-quality housing uh and underutilized land can stabilize or even enhance the area. Um our property will, you know, will be contributing um annual property taxes just like I would with my own property. Um, so we're going to turn a underutilized piece of land that's not contributing significantly to uh to property taxes and uh increase that value. Uh, and then for concerns about crime, there's no data that links affordable housing specifically to crime. Um, kind of on the flip of that, stable housing is recognized as a factor that reduces crime. So folks who are uh not stably housed uh ha there's a connection there's a correlation between increased crime and housing instability. Um so this development will have professional on-site management uh in our plans. You can see that we have a a management office um somebody who will be staffed there, clear community rules focused on ensuring a safe environment um and we'll have proper lighting and secure ass access so that our residents and neighbors uh feel safe. Thank you. If there's any other for your purposes, any other offline uh questions, we'll be happy to entertain that with him directly. Uh but I want to see if there are any other proponents

that would like to speak. Um or other questions outside of the ones that she has asked. You're welcome to come. So, are there any other opponents? and and I would be happy to uh circle up with him after the meeting if you're a little uncomfortable about sharing, but we will c certainly be able to entertain that. But please come forward if you have additional concerns. Please state your name and address for the record, please. My name is Debbie Balmer and I'm I currently live at 19361 Whitehead Road, Lraange. I grew up in the I'm a Richards as well. And so that what my sister said about dating back to 1800s and all of that. I I want to, you know, reiterate that. Um and everything that she said absolutely my family that's here right now stands behind that as well. and the neighbors also stand behind that because we have discussed this prior to being here right now. Um I I have I understand that he's very well-versed in what he does and um that there are certain wording that works well with all of you and everything. Um, there's a few buzzwords for me that bother me. And when you say we plan to do something or don't do something, that's just an arbitrary word. That isn't even that isn't a commitment that you're, you know, that that helps us. Okay. Um, also or I believe or we believe. I mean, I don't think it was I, it was we, you know, I've heard and I again a word that can can go any way. We can change our beliefs. you can change your beliefs,

you know. So, so I do have that. Um, then also my next thing that I would like to say about it, he mentioned about the lighting and this is a stretch and it's something that people what I'm going to say is a stretch and people aren't most people are not aware of this but we should be aware of this. Uh there is a lot of like we've all heard of 5G but there is lighting that incorporates that 5G into you know uh it emits a unhealthy a harmful radiation to some degree and um so not only is it is there a light pollution that they're not going to be used to living by there also could be a harm. Um, I mean, I'm deeply concerned about this and and I and I realize that most people aren't going to understand what I'm talking about with the 5G, but it's worth looking into. I promise you. Um, it's it's a type of in infrastructure that could mean uh could be a problem for the health and safety of those who live in or close to that site. When new 5G technologies, transmitters, and smart lighting are placed directly next to people's homes, we deserve a clear, transparent uh information about the long-term effects of constant electromagnetic exposure. Uh independent scientists and physicians have raised questions about this possible cellular and neurological impacts, including effects on sleep, immune function, and DNA integrity. Even if every answer isn't known yet, precaution should be our first step, not after the fact and a regret. Um, beyond the health questions, these lights and transmitters often operate day and night, bringing extra glare, electrical hum, and street and stress to nearby residents. Families deserve peace, darkness at night that they're

used to. Um, and an environment that supports health, not anxiety. I'm asking this commission to pause this and study the impact before allowing such things as highfrequency 5G transmitters and such um to be there. And please put safety and transparency and the well-being of your citizens um first. Thank you very much for your time and consideration.

Thank you. Are there any other proponents or excuse me opponents? Please come forward and state your name and address for the record, please. My name is uh Zachary Gabriel. You're going to see I'm going to speak a little bit like slower because I know like you may not be able like to understand my uh accent but I live at 2021 West River Road and I moved here in 2021 and the reason why I moved here is because I was looking for a place where I can live peacefully and without any concern and I was I was in New York book in New York like for like also 15 something years. Moved to southwest Pennsylvania and near between in near Philadelphia but Box County and I enjoyed the peaceful that Box County has. And when I tried when I make that move to Ohio and I end up going like to cracker, this is where my hotel was and then and I became fascinated about that place and that's why I make that move since 20 2018. I kept on coming here. I made at least five trips to this area and I end up buying my house there. And I know by building like and I worked before prior I worked in the foreclosure in Pennsylvania and by building these uh I know so those that those complexes it will take a toll on us around here

and I know the county counties always live on taxes. This will be a good thing for the county to generate money. But what that thing is going to do to your pe to the people that lives here, what and and I know they say like they're going to do this, they're going to do that. They show you exactly what they're going to do. They will, but it will be for for me. I bought that house. This is an investment, too. The same way they're going to have their investment. And I don't want to see my investment decreases like overtime. The same way that they're going to build their investment, they're going to make money. They build it just to make a profit. And we have our home. And since I bought it, um, I can I'm gonna be honest with you. The property values like they kept that thing kept going up and I don't want that to affect my investment. Thank you very much.

Thank you. Are there any other opponents? Are there any opponents? Are there any opponents? Okay, seeing none. Are there any questions? Another one. I'm sorry. Please state your name and address for the record, please. Daniel Richards, 2220 West River Road. Um, I agree with what everybody else said here. I'm I'm got those same concerns. Uh, also I would the traffic issue. I don't know, you know, what this is going to mean for the future. Um, I definitely wouldn't look forward to West River continuing on as a four-lane road past my house. Um, and I could see that possibly happening. Um, with the additional, you know, homes there with residents. Um, yes, that's about all I wanted to say. So, thank you very much.

Great. Thank Mr. Rissers. Mr. Schneider, you and I have had a discussion in regards to the traffic in that area. Can you kind of touch on that briefly, please?

Thank you. Uh, Mr. Mayor, yes. Uh so we uh when the uh the project first came up, we did go out and take a look at the the area as far as Griswald Road, Westerber Road, uh the traffic, put out our uh our speed signs, which count traffic as well. So, and uh the amount of traffic out there was was low. So, um I would say a development like this is not something that would cause uh an issue that would require additional lanes at this time with with Kriswald Road being so close and 57. Um obviously, as things develop more and more over the years, things will change, but at this time, a development like this would not I I in my professional opinion would not impact the area uh greatly.

Thank you, Mr. Schneider. Are there any other opponents? Are there any opponents? Are there any opponents? Are there any questions from the commission based on the discussion that's been had? Seeing none, I entertain a motion to approve public hearing 202510138, comprehensive ventures unlimited, requesting for a conditional use per section 1156.04 4 of the Laratified ordinances to develop a multifamily housing project on underutilized vacant parcel. Do I have a motion to approve? Moved by Mr. Powski. Do I have a second?

Second by Miss River. Any further discussion? All in favor signify by I. I oppose. Nay. Motion carried. There are no other public hearings. There is no planning commission cases to be heard. Uh you've received the design review applications that were approved by city staff. Are there any questions in regards to item number nine? Seeing none, there are no staff commission reports. The next meeting again which we will discuss the proposed zoning code uh and I will encourage all planning commission members to be here for this. The next meeting will be December 9th, 2025 here in council chambers. Seeing no further business before the commission, I'll entertain a motion to approve. So move

moved by Mr. Battle. Second by Mr. Aiden. All in favor? I I oppose. Nay. Motion carried. Meeting adjourned. Thank you.